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Updated March 2026

Property Transfer Duty · Australia · All States · 2026

Stamp Duty Calculator
Australia 2026

Calculate stamp duty (transfer duty) for any Australian state or territory instantly. Enter your property value, select your state, and see your exact liability — including first home buyer concessions and exemptions. Updated for March 2026.

Stamp Duty Calculator — Australia 2026
Buyer Type
Owner Occupier
Investor
First Home Buyer?
Yes — first home
No
Stamp Duty — NSW
$0
—
Total upfront cost
(duty + deposit)
—
Effective duty rate
on property value
—
FHB saving
vs standard buyer

Stamp duty by state

Stamp duty rates and first home buyer concessions vary significantly across Australia. Select your state for a detailed guide including current thresholds, FHB exemptions, and example calculations.

NSW
New South Wales
FHB: exempt ≤ $800K
VIC
Victoria
FHB: exempt ≤ $600K
QLD
Queensland
FHB: exempt ≤ $700K
WA
Western Australia
FHB: conc. ≤ $430K
SA
South Australia
No FHB concession
TAS
Tasmania
50% concession for FHB
ACT
ACT
FHB: no duty (income-tested)
NT
Northern Territory
Home buyer disc. available

State guide pages coming soon for SA, TAS, ACT, NT. Use the calculator above for estimates in all states.

Stamp duty comparison — $750,000 property

Here's how much stamp duty a standard (non-FHB) owner-occupier would pay on a $750,000 property across each Australian state and territory in 2026:

State / TerritoryDuty on $750K (Standard)FHB Duty on $750KFHB Saving
New South Wales (NSW)$28,490$0$28,490
Victoria (VIC)$40,070$0 (partial concession)Up to $40,070
Queensland (QLD)$25,525$0$25,525
Western Australia (WA)$28,790Concession availableVaries
South Australia (SA)$32,830$32,830Nil
Tasmania (TAS)$28,935$14,468 (50% off)$14,468
ACT$26,750$0 (income tested)Up to $26,750
Northern Territory (NT)$38,159Discount availableVaries
Note: Figures are indicative estimates based on March 2026 rates. Exact duty depends on property type (new/established), buyer eligibility, and current state thresholds. Always verify with your state revenue office or a licensed conveyancer before settlement.

What is stamp duty and when do you pay it?

Stamp duty — officially called transfer duty in most Australian states — is a government tax levied on the purchase or transfer of property. It is charged by each state and territory government separately, which is why the rate and rules differ significantly depending on where you buy.

You pay stamp duty at or around settlement — typically within 3 months of signing the contract in NSW, and within 30 days of settlement in VIC, QLD, and most other states. Your conveyancer or solicitor will usually organise the payment as part of the settlement process.

Critical point: you cannot add stamp duty to your home loan. It must be paid from savings — which means your true upfront cost of buying a home is your deposit plus stamp duty plus conveyancing costs. On a $750,000 home in NSW, that adds around $28,000 on top of your deposit for a standard buyer.

How is stamp duty calculated?

Stamp duty is calculated on the higher of the property's purchase price or its market value — so you can't reduce your duty by undervaluing the purchase. Each state uses a progressive rate structure: a higher percentage applies as the property value increases, similar to how income tax works.

  • $500,000 property in NSW — standard buyer pays approximately $17,990 in transfer duty
  • $750,000 property in NSW — standard buyer pays approximately $28,490
  • $1,000,000 property in NSW — standard buyer pays approximately $40,655
First home buyer? In most Australian states you can pay zero or dramatically reduced stamp duty. NSW, VIC, QLD and ACT all have exemptions or deep concessions for eligible first home buyers. See our state guides below for full details.

How to reduce your stamp duty bill

Stamp duty is one of the biggest upfront costs of buying property in Australia — but there are legitimate ways to reduce or eliminate it entirely.

1. Use first home buyer concessions

Every Australian state offers some form of stamp duty relief for first home buyers. NSW, VIC and QLD offer full exemptions on eligible properties below certain thresholds. If you qualify, this can save you $25,000–$40,000 — far outweighing any other saving strategy.

2. Buy under the concession threshold

If you're borderline on a concession threshold, buying a property just under the cutoff can save tens of thousands. In NSW, the difference between $799,000 and $801,000 is $28,490 in stamp duty for a first home buyer.

3. Buy new property in QLD

In Queensland, first home buyers purchasing a newly built home can access the First Home (New Home) Concession with a full exemption on new homes, which has a higher threshold than the established home concession.

4. Buy in ACT or NT (if eligible)

The ACT offers complete stamp duty exemption for eligible first home buyers through the Home Buyer Concession Scheme, subject to income testing. NT also has home buyer discounts. These jurisdictions can be significantly cheaper for first home buyers from a duty perspective.

Note: Stamp duty concessions are frequently updated by state governments. Always verify current eligibility thresholds at your state revenue office before making purchase decisions. Rules can change in state budgets.

Frequently asked questions

Stamp duty varies widely by state and property value. On a $750,000 home, a standard buyer pays approximately $28,490 in NSW, $40,070 in VIC, $25,525 in QLD, and $28,790 in WA. First home buyers may pay nothing in NSW (properties ≤$800K), VIC (≤$600K), or QLD (≤$700K). Use the calculator above for your specific situation.
Many first home buyers pay no stamp duty at all. NSW offers full exemption on properties up to $800,000. Victoria offers full exemption up to $600,000 (partial concession to $750,000). Queensland offers full concession on established homes up to $700,000. ACT offers a full exemption for income-eligible buyers. WA and other states have their own concession schemes. You must be purchasing your principal place of residence and meet state-specific eligibility criteria.
No. Stamp duty cannot be added to your home loan. It must be paid from your own savings at or around settlement. When saving for a home deposit, you need to budget for stamp duty on top of your deposit. On a $750,000 purchase in NSW as a standard buyer, you'd need your deposit (typically $75,000–$150,000) plus $28,490 in stamp duty plus conveyancing costs of ~$2,500.
Stamp duty on an investment property is not immediately tax deductible as an annual expense. However, it forms part of the property's cost base for capital gains tax (CGT) purposes — meaning it reduces your capital gain when you eventually sell. This can deliver a tax benefit, but only when you sell. For a primary residence, stamp duty provides no tax benefit at all. Consult a registered tax agent for advice specific to your situation.
Payment timing varies by state: NSW requires payment within 3 months of the contract date. Victoria and Queensland require payment within 30 days of settlement. WA requires payment within 2 months of settlement. Your solicitor or conveyancer will calculate the amount and organise the payment as part of the settlement process. You'll need to have the funds ready in advance — it is paid at or very close to settlement day.
Yes, stamp duty applies to off-the-plan purchases but with potentially significant benefits. In NSW and VIC, you can claim the first home buyer exemption or concession on eligible off-the-plan purchases. Additionally, some states calculate duty on the land value only (not the completed building value) for off-the-plan contracts, which can reduce the dutiable amount. This is particularly beneficial in VIC. Check with a conveyancer for current rules in your state.